2870 Pine Tree, A Condo
2870 Pine Tree Dr, Miami Beach, FL, 33140
Multiple caution signals
Flood exposure is the main driver — FEMA zone AE — high-risk flood area; flood insurance is normally required.
Based on 7 of 9 public-record signals · How the CondoScore works
The CondoScore is an automated summary of public-record signals. It is not a rating of building safety, not an appraisal, and not a lending or insurance decision.
The 3-second read
Signals from government records — tap any tile for the source.Public records on file: 8 of 9
89%Still blank: Stories.
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Flood zone at this address
Buildings in this zone usually need flood insurance to get a mortgage. Mapped by FEMA's National Flood Hazard Layer at this building's location. FEMA NFHL
Schools nearby
- Miami Beach Senior High School0.5 mi
- North Beach Elementary School0.7 mi
- Miami Beach Nautilus Middle School0.8 mi
Distances are straight-line from this building. Enrollment counts come from the federal school directory — no school ratings are published in this data, so none are shown. NCES Common Core of Data
Recorded sales in this building
County public records — every row carries its official book/page or instrument numberFewer than 3 arm's-length sales recorded in the trailing 24 months — below our Grade C threshold, so no summary range is shown. The recorded sales we do hold are listed below. Why we won't estimate from thin data →
| Sale date | Recorded price | Unit | Qualification | Official record | Parcel / folio |
|---|---|---|---|---|---|
| May 2026 | $595,000 | — | Arm’s-length | Bk 35317/Pg 3978 | 0232270310030 |
Source: FL DOR SDF 2026P co23 (see report_sdf.md) — recorded transfers, Miami-Dade County. Qualification per the county's sale-qualification coding; non-arm's-length transfers (family deeds, foreclosures, quitclaims) are excluded from the summary tiles above.
This is an opinion of value, not an appraisal. CondoScores Value Opinion is a computer-generated estimate built from public sales records, tax-roll data, and government price indexes. It has not been prepared by a licensed or certified real estate appraiser, does not comply with the Uniform Standards of Professional Appraisal Practice (USPAP), and no one has physically inspected this unit's interior. It is not a substitute for an appraisal, a broker price opinion, or a comparative market analysis prepared by a licensed real estate professional, and it may not be used as the primary basis for a mortgage credit decision. Actual sale price will depend on interior condition, negotiation, financing, and market conditions on the day of sale — factors this estimate cannot see. Every number on this page links to its public-record source; nothing here is guaranteed, warranted, or predictive of a specific outcome.
How 2870 Pine Tree, A Condo compares
That makes it larger than 27% of the 5,537 Dade County communities with a home count on record.
Know the risks before you buy
Natural-hazard profile — Miami-Dade County
Overall county risk: Very High compared with other U.S. counties.
FEMA expects natural hazards to cost $825M per year across Miami-Dade County as a whole (buildings, people, and agriculture combined).
County-level ratings from FEMA's National Risk Index (Dec 2025 data) — relative to other U.S. counties, not specific to this building.
Flood claim history — ZIP 33140
Federal flood insurance has paid $18.0M across 1,172 claims in this ZIP code since 1978. The worst year was 2017 ($3.6M paid). 119 of those claims were on condo-association policies.
ZIP-level history for the whole ZIP code, not this building. Source: OpenFEMA NFIP claims (redacted, public domain).
What those hazards mean for insurance
- Separate policyFlood. Not covered by standard condo or homeowners policies — flood damage needs a separate NFIP or private flood policy (for both the association and your unit). FEMA FloodSmart
- Special deductibleHurricane. Wind is usually a covered peril, but hurricane or named-storm claims often carry a separate deductible expressed as a percentage of the insured value — 1% to as high as 15%. NAIC
- Special deductibleWind & hail. Usually covered, but many policies apply a separate wind/hail deductible — a flat amount or a percentage of the dwelling coverage. Virginia SCC guide
How policies typically treat these perils — not a coverage determination for this building. Check the association’s master policy and your own unit (HO-6) policy.
What condo owners pay — county & state averages
- Florida average: $1,084/yr for a condo unit-owner (HO-6) policy — 90% above the U.S. average of $572 (2022, the latest state-by-state study). NAIC
- Miami-Dade County average: $2,801/yr including wind coverage ($1,764 excluding wind coverage) — all condo unit-owner policies in force in the county, as of March 31, 2026. Florida OIR
- Flood is separate: standard condo policies don’t cover flood — NFIP flood policies in Florida average $951/yr across 1,753,911 policies in force (June 30, 2026). FEMA
Averages for the geography shown — not a quote for this building. Actual premiums vary by insured value, deductibles, construction, and insurer.
The insurance market in Florida
- If the private market says no: Citizens Property Insurance Corporation — the state’s insurer of last resort, statewide (including wind-only coastal territories).
- Mitigation discounts: Florida law requires insurers to offer premium discounts for wind-mitigation features (Fla. Stat. §627.0629). Florida OIR
- Storm deductibles: Hurricane deductibles are typically 2, 5, or 10 percent of the dwelling coverage amount. Florida DFS
State-level market facts verified against the linked official sources (July 2026) — not a quote or availability determination for this building. Consumer help: Florida Office of Insurance Regulation.
Insurance market in Florida
State-level market rules, not a quote for this building. They shape what cover the association can buy and what it costs. NAIC state filings
Get the free 2870 Pine Tree, A Condo report
Here's exactly what's inside:
- The CondoScore, plus the signal that drives it
- Every public record we hold on this building
- FEMA flood-claim history for this ZIP, and the county hazard rating
- Typical HO-6 insurance cost near here, and the Florida market rules
- Recorded sales on file for this building
- How its size compares with the county and state
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What would living here cost per month?
Your scenario, your math. The HO-6 figure is a geography-level average from state/NAIC filings — not a quote for this building. Dues and special assessments come from the association's own documents — always request the budget, reserve study, and meeting minutes before you sign.
Rules that hit your wallet in Florida
- Milestone structural inspection at 30 years (some coastal buildings earlier) — s. 553.899, Florida Statutes
- Structural integrity reserve study (SIRS) required for buildings 3+ stories — s. 718.112, Florida Statutes
- Aug 3, 2026 — Fannie Mae retires Limited Review: most condo loans need full project review — National Mortgage Professional
- Jan 4, 2027 — associations must budget at least 15% of assessments to reserves for agency-backed loans — Whiteford client alert
- Since Jul 1, 2026 — insurance deductibles above $50K can fail a building for financing — condo-approval.com
Why it matters in Florida: buildings that miss these marks can lose access to normal 30-year mortgages — which shrinks the pool of buyers when you resell. Run the free 5-minute check.
What would a special assessment cost you here?
If 2870 Pine Tree, A Condo ever levied a special assessment — for a roof, structural repairs, or an insurance shortfall — here's the math per home, using the 6 homes on public record:
Your scenario, your math — assumes an even split. Actual allocations follow the association's declaration and may weight by unit size or share.
Is 2870 Pine Tree, A Condo mortgage-ready?
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